Japan vs Singapore: Why Japan's zoning laws make sense and what we can learn

Japan vs Singapore: Why Japan's zoning laws make sense and what we can learn
PHOTO: Pixabay

It’s no surprise that space constraints are a major factor in Singapore. However, Japan — while admittedly bigger — often has the same issues, with most of the country consisting of islands. And as Singapore’s population grows, and we seek to decentralise, our zoning laws will have to change. Perhaps there’s something we can pick up from our not-so-far-away neighbours:

How does our urban zoning work?

In Singapore, zoning laws tend to be fairly strict and well-defined. We have about 31 types, as you can see here.

Notice that the categories are very specific. For example, even Residential with 1st Storey Commercial is separate from just Residential; while Business zones can be Business Park, Business Park (White), B1 and B2, and so forth.

PHOTO: Urban Redevelopment Authority

While appeals can be made, URA is quite strict with the zoning. It’s mostly futile to request turning your landed home into a shop, or to try and build a house on a plot zoned for other commercial interests.

This stems from Singapore’s early days, when this sort of close management was vital. Our initial urban planning was insufficient; so much so that in 1962, the United Nations had to help us formulate the State and City Planning Project (SCP) to ensure proper housing and support employment.

Many parts of Singapore were a sprawling mess before that, which also made public transport and work a major headache (ask your grandparents — many might remember hour-long walks to work being common in some areas).

The SCP for 1971 set the tone for subsequent master plans, for decades to come. It established the concept of tightly regulated residential, industrial, and commercial zones, all forming a ring around the central water catchment area. This made sense at the time, given the population numbers and road networks.

But that was a plan for a smaller population, in a different age

URA has evolved with the times, and today’s Master Plan is a lot more flexible. One of the new objectives we have is gradual decentralisation.

PHOTO: Stackedhomes

To oversimplify a little: We don’t want to concentrate all the major commercial interests or amenities in one place (e.g., the CBD and Orchard). Doing so disincentivises homes in fringe regions like Changi, Jurong, Woodlands, etc.

On top of that, our transport infrastructure can’t really handle it (both public and private). It’s bad enough now with everyone crowding in and out of the CBD at rush hour — imagine it in a decade, when the population goes up.

However, this sort of decentralisation means even far-flung neighbourhoods should form hubs or enclaves of their own: Residents should have major malls, workplaces, schools, etc. nearby, so they don’t need to travel too far out of their neighbourhood.

This is where taking a cue from Japan might come in handy.

READ ALSO: ‘Las Vegas of Asia’: Can Macau forge an identity without casinos and gambling?

Japan’s urban planning offers a higher degree of flexibility

Japan only has 12 different zones, with broad similarities to what we see in Singapore. The key difference, however, is that Japan allows for maximum-use of certain developments, rather than tightly controlling what gets built. Even the most strict zone can allow for home-based businesses and small local shops. For example:

A low-density zone might allow for a maximum number of stores and schools, based on the likely level of noise pollution/traffic. This could mean, for instance, the area can hold purely residential units, or residential units and two stores, or residential units and a school, etc.

A higher-density zone, even though it’s zoned residential, might have a higher tolerance for more shops, schools, or other commercial interests. Again, this doesn’t mean the government will force the construction of these things — it may well end up being purely residential anyway.

Here’s a great video to watch on the Japanese zoning laws. If you watch from minute 4.55 onwards, you’d see that in what is classified as an Industrial Zone, it looks like a purely residential one from that flexibility.

However, by setting 'maximum use' based on disamenity (i.e., nuisance like noise), it allows for neighbourhoods to develop in a much more organic way. It allows for amenities that are not too disruptive — such as a minimart or clinic — to spring up anywhere. And in practice, urban planners aren’t so precise as to correctly determine an exact corner of the neighbourhood really could do with, say, a dental clinic or a small grocer.

PHOTO: Pixabay

This also promotes more free-market development. For example, if some amenities are needed within a residential area, developers are free to buy over the space from residents and put up commercial properties (insofar as they meet the maximum limits, and hence don’t become too much of a nuisance).

Right now in Singapore, this can’t happen without a zoning change; and so our urban planners have to micromanage these things to an incredible degree.

It’s ideal for decentralisation and mixed neighbourhoods

Because Japan doesn’t impose one specific type of development for a zone, mixed-use is part and parcel of the equation.

For example, if an area is zoned for a large office building, a certain maximum amount of space can be taken up by the office – the remaining space has to be given over to other uses, such as residential.

PHOTO: Urban Redevelopment Authority

This prevents the creation of land plots that are purely given over to one purpose. This complements the overall drive toward decentralisation, as it ensures each individual neighbourhood has its own mix of shops, offices, and residences.

Right now, Singapore has decentralised by creating new business hubs — such as Paya Lebar Quarter, Changi Business Park, One-North, etc. These already follow the overall theme of mixed-use developments anyway, blending retail, work, and residential (what developers like to call a Work-Live-Play concept).

A change to a more flexible zoning system would match the intent, while removing the need for our urban planners to dictate — via some crystal ball — exactly how much space should be for shops, how much should be offices, and how much should be homes.

READ ALSO: Hong Kong property on sale as expatriates flee ‘ridiculous’ quarantine rules

In Japan, 'residential' is not painfully specific

Japan doesn’t control whether the residences built are detached houses, condominium complexes, apartments, etc. Residential refers to any mix of these.

While the concept is a bit shocking to Singaporeans (we like neat definitions of landed enclaves vs flats vs condos), it has certain benefits. It could, for instance, see neighbourhoods reconfigure themselves into apartments to deal with a denser population there; or spread out into more landed homes or boutique condos, as the population thins out.

This could help to mitigate (although not totally remove) the entrenchment of certain areas as being purely affluent landed housing, or from turning into a lot of vacant apartments and flats if — at some point in future — the population thins out.

That said, we shouldn’t go all the way in that direction either

Some home buyers may not be too happy about a minimart opening next door; or even worse, a higher-rise building appearing to block their view. The flexibility does make planning a bit harder on buyers, as they become less clear on what might surround their property in the future.

But this opens up a whole other discussion, on whether the government is obliged to consider such interests. The priority of bodies like URA is, after all, the well-being of the whole city; not the capital appreciation of a given property.

READ ALSO: How does ABSD affect you if you're a Singaporean buying property with a non-Singaporean?

This article was first published in Stackedhomes.

homepage

trending

trending
    Singapore has laid the groundwork, no problems in having nuclear energy : IAEA chief
    Thai-Cambodian fighting extends into third day despite ceasefire calls
    From green to brown: Tanah Merah, Expo and Changi Airport MRT stations to be converted to TEL stations
    'They don't gaslight you': Why some Singaporean women like to spend on these virtual men
    Operation targeting delivery trucks yields 3 tonnes of illegally imported produce from Malaysia
    Woman, 64, prevented from being scammed out of $300k by OCBC and police
    Shinee's Taemin wants to 'create new memories' with fans at Waterbomb Singapore 2025
    ICA foils attempt to smuggle 500 packets of duty-unpaid cigarettes in motorcycle at Woodlands Checkpoint
    2 arrested for suspected involvement in government official impersonation scams
    This father-son duo shares a parade ground at NDP 2025 — and a 'mini RSAF' of parrots at home
    Vape disposal bins available at 24 locations; users who surrender devices will not face penalty
    Motorcyclist, 23, dies in accident involving lorry near Woodlands Checkpoint

Singapore

Singapore
    • Ex-inmate featured in documentary on Changi's maximum security prison returns to court to face fresh charges
    • Teenager caught with vapes 5 times sentenced to 2 years at Singapore Boys’ Home
    • Singapore-registered cars must have COE of over 6 months to apply for VEP, says Malaysian transport minister
    • 'Please help us seek the truth': Sister pleads for eyewitnesses after brother dies in accident on CTE
    • Almost half of planned 30,000 flats in Tengah to be completed by end-2025: Chee Hong Tat
    • Etomidate found in blood of 2 people involved in fatal Punggol Road accident in May: HSA
    • Khatib Camp to make way for housing, with its functions moving to Amoy Quee Camp
    • Unwell firefighter taken to hospital after kitchen fire at Boon Lay flat
    • Singapore urges 'restraint' in Thailand-Cambodia border dispute; calls for immediate ceasefire in Gaza
    • 'Please don't believe it': Hougang resident harassed for 2 years after address mistaken as Kpods pickup point

Entertainment

Entertainment
    • 'I want to be an independent senior': Xiang Yun on ageing positively and not relying on children
    • Chinese actor Zhang Yiyang revealed to have been executed for murder of 16-year-old girlfriend
    • Coldplay might have exposed tech CEO's alleged affair during concert
    • 'I hope Wang Xiaofei earns a lot of money': Ken Chu scolded for selling products by Barbie Hsu's ex-husband, explains his actions
    • Cai Xukun, I-dle, Jam Hsiao: Singapore concert calendar for 2025
    • Florida police launch medical investigation into Hulk Hogan's death
    • Vanessa Kirby on filming Avengers movie while pregnant: 'The coolest thing'
    • Trump, McMahon and Undertaker pay tribute to Hulk Hogan
    • Grammy-winning jazz musician Chuck Mangione dies at 84
    • Hulk Hogan, who helped turn pro wrestling into billion-dollar spectacle, dies at 71

Lifestyle

Lifestyle
    • Wedding ang bao rates in Singapore (July 2025): How much should you give?
    • From Paris to Raffles Place: Singaporean-founded deli Nonette opens pop-up, here's what you should try
    • Digital nomad in JB: Can Singaporeans really work from across the Causeway?
    • Books Kinokuniya's new outlet at Raffles City opens, features reading room and outlet-exclusive items
    • BYD Sealion 6 rolls into Singapore
    • Why I said 'I do' at 26 — even before most of my friends thought about it
    • Nasi padang chain Hjh Maimunah to introduce colour-coded price labels
    • New glamping experience in Mandai starts in August, here's what Colugo Camp has to offer
    • 'How dare you': YouTubers call out London stall for selling 'fake Malaysian food'
    • Queen Elizabeth's fashion looks to go on display in new London exhibition

Digicult

Digicult
    • Slim, sleek, but slightly too short-lived: Samsung Galaxy S25 Edge review
    • World's best Dota 2 teams to compete for $1m prize pool in Singapore in November
    • China's Premier Li proposes global AI co-operation organisation
    • Elon Musk's Starlink network suffers rare global outage
    • Spy cockroaches and AI robots: Germany plots the future of warfare
    • 'Give a positive review': Hidden AI prompt found in academic paper by NUS researchers
    • 'Report 1 shop, another 10 appear': Hoyo Fest artists on copyright struggles
    • NTU penalises 3 students over use of AI tools; they dispute university's findings
    • Australia social media teen ban software trial organisers say the tech works
    • Disney, Universal sue image creator Midjourney for copyright infringement

Money

Money
    • Up 4.3%: Singapore's economy grew in Q2 despite US tariff fears
    • Britain and India sign free trade pact during Modi visit
    • HDB launches 10,209 BTO and balance flats, as priority scheme for singles kick in
    • US-Philippines trade talks yield modest tariff shift after Trump-Marcos meeting
    • Indonesia to cut tariffs, non-tariff barriers in US trade deal
    • US, China to discuss tariff deadline extension as Trump reaches Philippines deal
    • Trump says trade deal struck with Japan includes 15% tariff
    • 10 best savings accounts in Singapore with the highest interest rates (July 2025)
    • US Senate passes aid, public broadcasting cuts in victory for Trump
    • Beneath China's resilient economy, a life of pay cuts and side hustles

Latest

Latest
  • Hong Kong issues arrest warrants for 19 overseas activists accused of subversion
  • US diplomats asked if non-whites qualify for Trump refugee programme for South Africans
  • Honduras mandates face masks again as respiratory illnesses spike
  • Trump administration to release over $6.4b school funding that it withheld
  • UN aid chief demands evidence after Israel accuses staff of links to Hamas
  • US, China confront each other on Ukraine at United Nations
  • Two Southwest flight attendants injured after jet moved to avoid another aircraft
  • Taiwan votes in major recall election closely watched by China
  • Netanyahu, Trump appear to abandon Gaza ceasefire negotiations with Hamas

In Case You Missed It

In Case You Missed It
  • Toddler wanders out of home in Selangor, mauled by stray dogs
  • 'I was embarrassed': Malaysian security guard in viral knockout by MMA coach 'thankful' he wasn't fired
  • Mid-air brawl erupts on AirAsia X flight from KL to Chengdu over loud conversation
  • Cat A COE prices remain unchanged in second bidding exercise for July 2025
  • Robber drops gun and misfires after failed clinic robbery in JB
  • $30 one-off cash handout, petrol price cut: Malaysian PM Anwar Ibrahim announces measures to tackle living costs
  • 'I felt helpless': Female tourist claims she was sexually harassed by ice cream vendor in Turkey
  • Unhealthy air quality in Malaysia, NEA warns of potential transboundary haze
  • School van in JB overturns after hitting uncovered manhole, 16 students injured
This website is best viewed using the latest versions of web browsers.